CRZ altered, Mumbai set for sea change

Mumbai: The city's sea skyline is set for a makeover. Construction along the coastline could pick up pace with the Union environment ministry on Friday notifying new coastal zone regulations, lifting the restrictions on floor space index (FSI) for the redevelopment of slum colonies and dilapidated cessed buildings under the Coastal Regulation Zone (CRZ).
    There are over 80 large slum pockets and 300 small ones on the coast between Cuffe Parade and Dahisar. Most builders were not interested in redeveloping these pockets primarily because the FSI—the permissible built-up area to the size of the plot—was restricted to between 1.25 and 1.6. The new notification, which came into effect on Friday, allows such slum projects to get an FSI of 2.5 to 4.
    The new regulations, however, do not give slum developers a carte blanche. The state government will have to partner with builders in redeveloping these slums and hold a minimum stake of 51%. A senior state official said he was hopeful this would give a fillip to affordable housing.
    Also benefiting from the additional FSI will be more than 4,000 dilapidated cessed properties in the island city, and other "unsafe buildings" falling under the CRZ.
BUILDERS' BOON

• Extra FSI for slum redevpt and old buildings under CRZ. Construction boom expected along city coastline

• No-development zone reduced from 200 m to 100 m from high tide line. Move will benefit fisherfolk

• Open spaces, parks and gardens in CRZ classified no-development zones

• All projects more than 2 lakh sq ft require clearance from the Centre Builders must seek tenants' consent sooner Union Environment Ministry Rains FSI On Structures In CRZ II, But Introduces Safeguards For Project Approval
    Under the new norms, builders redeveloping these structures will get an FSI of between 2.5 and 3, instead of an FSI of 2 that was allowed by Coastal Zone Regulations, 1991.
    As an ostensible safeguard, the environment ministry has mandated that these projects can be executed only after public consultation. From now on, the builder has to get the consent of the legally entitled slum dweller or tenants of dilapidated cessed buildings before approaching the environment ministry for project clearance.
    Besides this, the ministry has streamlined the procedure for project approvals following complaints. Earlier, a redevelopment project in a CRZ II area of less than Rs 5
crore was approved by the state, while those above the amount had to seek the Centre's nod. Removing the old condition, the ministry has now stipulated that projects above 2 lakh sq ft (built-up area) will need its sanction. But before the MoEF comes into the picture, the state Coastal Zone Management Authority will have to evaluate the projects and recommend them to the Centre. Government sources said the ministry changed the Rs 5-crore clause after it found that many builders undervalued their projects to avoid the Centre's clearance.
    Insisting that redevelopment projects be carried out in an "accountable and transparent manner", the MoEF has ruled that the Right To Information Act shall apply to all redevelopment or reconstruction projects granted clearance by the authorities. Also, in future, details of the slum rehabilitation scheme, including names of eligible slum dwellers, will have to be revealed a month before approving the project.
    The new notification reduced by half the minimum no-development zone of 200 m from the high tide line. The ministry said the change is meant to meet the "increased demands of housing for fishing and other traditional coastal communities". There are 43 Koliwadas in the city, housing around 1 lakh fishermen.
    "Fishing settlement areas, identified under the development plan of 1981 or under records of the state government, shall be mapped and declared CRZ III so that any development, including construction and reconstruction, shall be undertaken in accordance with local Town and Country Planning Regulations," said the new notification.
    Under the new coastal norms, open spaces, parks, gardens and playgrounds indicated in developments plans within CRZ II shall be categorized 'no-development zones'. No residential or commercial use of such open spaces will be allowed. However, an FSI of up to 15% will be permitted for the construction of civic amenities, stadiums and gymnasiums meant for recreational or sports-related activities on such plots.
    An area of up to 12 nautical miles into the sea will be used for traditional fishing and related activities by local communities. "No untreated sewage, effluents, fly ash or solid waste shall be let off or dumped. A comprehensive plan for treatment of sewage generating from coastal towns and cities shall be formulated within one year in consultation with stakeholders including traditional coastal communities, and implemented," the notification said.
    The ministry directed all state governments to demarcate all CRZ areas using satellite maps.
Mapping Mangroves
The norms require the state Coastal Zone Management Authority to classify CRZ areas and map mangroves falling under CRZ-I. Also, a 1,000-sq-m buffer zone along mangrove areas has to be colour-coded
Sand Mining, Groundwater Digging
Barring for rare minerals and oil exploration, mining has been banned. Construction industry experts said that the move could affect the pace and cost of projects
Sea Link phase II
The norms permit construction of roads, approach roads and missing links in Mumbai's CRZ-I areas. The permission will help the second phase of the Sea Link
Discharge of Waste
Restrictions have been placed on coastline development and on throwing untreated waste and effluents up to 12 nautical miles into the sea
Mapping Sea-Level Rise
Besides tidal currents, the state has to include hazard mapping based on sea-level rise and shoreline changes